New Construction Medical Office
For Sale
$490,000
1870 Harroun Avenue #500, McKinney, TX 75069
Shell-condition suite with an open layout and off-street parking, available for professional office use in December 2025.
Property Size1,400 SF
Price / SF$350
Days on Market31
Property Features for 1870 Harroun Avenue #500
General Information
Standard status
Active
Size
1,400 SF
Property subtype
Commercial
Zoning
Commercial
Additional Details
Highway Access
Yes
Office Units
1
Building Details
Building Size
1,400 SF
Year Built
2025
Buildings
1
Stories
1
Units
1
Tenancy
Multi
Listing Agency:
Perfect Realty Partners
(469) 536-8695
Listed By:
Srinivas Chaluvadi · License #0593565
(469) 536-8695
Source:
Cuddrealtyinc
Added: Jul 30
Changed: Aug 28
Last Checked: Aug 28 at 11:29AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Perfect Realty Partners
Investment Insights
Based on property information with market context.
This 1,400 SF medical office suite is part of a six-suite professional office building completed in 2025. Delivered in shell condition, the space offers an open floor plan without structural walls, allowing adjacent suites to be combined for additional area. The building includes a finished facade and off-street parking.
The property is located at 1870 Harroun Ave Unit 500 in McKinney, near the southeast quadrant of Hwy 380 and US 75. The surrounding area includes dense residential development with single-family homes and apartments, while national retailers and dining options are within walking distance. Availability is scheduled for December 2025.
The property is located at 1870 Harroun Ave Unit 500 in McKinney, near the southeast quadrant of Hwy 380 and US 75. The surrounding area includes dense residential development with single-family homes and apartments, while national retailers and dining options are within walking distance. Availability is scheduled for December 2025.
Key Highlights
- 1,400 SF medical office suite in a six‑suite professional office building
- 2025 construction with delivery in shell condition
- Open floor plan without structural walls
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,144
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.70%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$362,880
$362.9K
Cap Rate 7%
$259,200
$259.2K
Cap Rate 9%
$201,600
$201.6K
Market Conditions
NOI Build-Up for 1,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$33.6K $24.00/SF
− Vacancy
−$3.4K −$2.40/SF
EGI
$30.2K $21.60/SF
− OpEx
−$12.1K −$8.64/SF
NOI
$18.1K $12.96/SF
Area
McKinney, TX
Vacancy
10.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$362,880
Cap Rate 7%
$259,200
Cap Rate 9%
$201,600
Alternative Uses
Best Use
Healthcare Medical
$259.2K
$226.8K – $302.4K
NOI $18,144 @ 7.0% cap · market cap 3.70%
Second Best
Office B
$256.9K
$224.8K – $299.8K
NOI $17,985 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$393.6K
$344.4K – $459.2K
NOI $27,552 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,176
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 75069, TX
39,084
Population
16,958
Households
2.3
Avg Household Size
38
Median Age
37%
College-Educated
88%
High-School Grad
33.7 sq mi
ZIP Area
1,160
Density / Sq Mi
$82,804
Median Household Income
$42,816
Median Earnings
$1,530
Median Rent
$413,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Cedar Creek Animal Hospital — 1434 N Central Expy N STE 123, McKinney, TX 75070
- Banfield Pet Hospital — 1751 N Central Expy STE A, McKinney, TX 75070
- UrgentVet — 1717 W University Dr STE 418, McKinney, TX 75069
- McKinney Pharmacy — 1601 W University Dr, McKinney, TX 75069
Frequently Asked Questions
What type of property is this?
Medical Office Space - Shell-condition suite with an open layout and off-street parking, available for professional office use in December 2025.
Where is this medical office space located?
The property is located at 1870 Harroun Avenue #500 McKinney, TX.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 1,400 SF medical office suite in a six‑suite professional office building; 2025 construction with delivery in shell condition; Open floor plan without structural walls
